The Neath conveyancing firm handling our Neath conveyancing has spotted a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he needs to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I need some quick conveyancing in Neath as I have pressure to exchange contracts within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in Neath the following are examples of what can arise and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
Have purchased a a detached house in Neath , how long should it take for the Land Registry to record the transfer to my name? My Neath conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Neath is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. At present roughly 80% of such applications are fully dealt with within 12 days but some can be subject to protracted delays. Historically registration takes place once the purchaser has moved in to the property thus 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
I need to instruct a conveyancing lawyer in Neath for my sale. Can I check a firm’s complaints history with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded call for training reasons.
I own a leasehold house in Neath. Conveyancing and Santander mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Neath who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Neath conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Neath Leasehold Conveyancing - Sample of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge liability? In the main the outlay for major works are not included within service charges, albeit that there some managing agents in Neath require leaseholders to pay into a sinking fund and this is used to offset against major works.